Kopar condo @ kampong Java

[NiShiZhu]

This is the one that CEL bid Low. Let’s wait and see what’s the launch price.

https://esingaporeproperty.sg/property/kopar-at-newton-condo/

 

[daheigou999]

Tracking this too, they are expecting launch in Q1’20?

Also, would you consider CEL as a good developer?

 

[Panerex]

Hope it will be a good price.

Typically, if buy new launch, there will be capital gain during TOP right, unless it conincides with market downturn?

 

[shadow84]

Its in D9, wun the developers take this opportunity to mark up as high as possible in respect to the psf of neighbouring condos? Like if the surrounding were priced at 24xxpsf at launch, they can price at 2200-2300 to make it seem competitive yet still earn a lot due to low land price purchase?

 

[daheigou999]

Hope it will be a good price.

Typically, if buy new launch, there will be capital gain during TOP right, unless it conincides with market downturn?

That’s a very common argument used by agents to push new launch, which can be true to compensate the buyers cost of capital (opportunity cost of downpayment and debt servicing) while being unable to generate rental or live in it.

That being said, there are cases where buyers lose money from new launch if they have overpaid. Yes, this can be triggered by general market downtrend, or developers “fire-selling” the remaining units which lowers the ASP vs launch

 

[NiShiZhu]

The break even price for this development is 1700psf thereabout. If this one is gonna launch slightly below 2kpsf, I think can buy given its D9 locality.
I like CEL project so far as their layout is usually quite functional. Park colonial finishing also not bad. CEL has good track record so far imo. However, they are not into strata titled retails. Good examples are nine residence mall and Alexandra mall.

 

[NiShiZhu]

That’s a very common argument used by agents to push new launch, which can be true to compensate the buyers cost of capital (opportunity cost of downpayment and debt servicing) while being unable to generate rental or live in it.

That being said, there are cases where buyers lose money from new launch if they have overpaid. Yes, this can be triggered by general market downtrend, or developers “fire-selling” the remaining units which lowers the ASP vs launch

More commonly seen in CCR projects cos the price fluctuation is huge. U can loss money even buy from new launch.
RCR, OCR are not as prevalent though there’s still some cases.

 

[iguysphone]

Agree. As long as you have a higher proportion of foreigners buying the project, you can expect bigger swings. Mostly in CCR.

Very curious on the selling price. It is quite similar to the land they bought at park colonial. About 100 psf ppr more.

 

[rider83]

Dont understand why a developer would sell a condo cheap just because they bought the land cheap... The developer would just compare how much neighbouring condos are selling and then add a premium to this new launch

 

[daheigou999]

Its in D9, wun the developers take this opportunity to mark up as high as possible in respect to the psf of neighbouring condos? Like if the surrounding were priced at 24xxpsf at launch, they can price at 2200-2300 to make it seem competitive yet still earn a lot due to low land price purchase?

Sounds like ASR all over again. Bought land at 1,138 but the peak collection goes up to 2.2-2.5k to capture the higher-end buyers

 

[1993newbie]

“The top bid of $418.8 million ($1,192 psf ppr)”

https://www.edgeprop.sg/property-news/chip-eng-seng-bids-4188-million-kampong-java-site

 

[drkcynic]

Dont understand why a developer would sell a condo cheap just because they bought the land cheap... The developer would just compare how much neighbouring condos are selling and then add a premium to this new launch

It will be the usual pricing, premium units will be priced very high against the market for the developer's profit. Poor units will be "cheap" to attract some attention and to give the developer's back the money they put in.

 

[Passerboy]

It will be the usual pricing, premium units will be priced very high against the market for the developer's profit. Poor units will be "cheap" to attract some attention and to give the developer's back the money they put in.

Seems like it is not marketed as a posh premium development as compared to Pullman Residences, but a more budget friendly one for those who wants to invest in D9. Should see very high take up rate. Guess it would start from 22xxpsf.

 

[drkcynic]

Seems like it is not marketed as a posh premium development as compared to Pullman Residences, but a more budget friendly one for those who wants to invest in D9. Should see very high take up rate. Guess it would start from 22xxpsf.

I guess they will take reference from the sales of pullman and adjust accordingly. Pullman location is arguably better.

And the name... when I google map it pulled out places in India instead. Such a put-off.

 

[Passerboy]

I guess they will take reference from the sales of pullman and adjust accordingly. Pullman location is arguably better.

And the name... when I google map it pulled out places in India instead. Such a put-off.

I have to agree the name is really weird. But the naming convention is the last thing ppl look at, and it’s not finalized yet.

 

[Merg91]

The developer would sell at the market maximum pain threshold.
I think the threshold is very high.
How much they bought earlier is irrelevant.

“The top bid of $418.8 million ($1,192 psf ppr)”

 

[Clazav]

True. Interesting illustration using pain threshold. Land buying price offers a leeway for the developers to charge lower when market is bad. So if u want cheap deal from developer, you must 2 conditions met: cheap land price and weak property market. It might happen possibly, who knows.

The developer would sell at the market maximum pain threshold.
I think the threshold is very high.
How much they bought earlier is irrelevant.

 

[daheigou999]

Went down to the site last time. Isn’t it quite noisy given its proximity to Newton Circus and Bukit Timah Road? Anyone can comment?

 

[Passerboy]

Went down to the site last time. Isn’t it quite noisy given its proximity to Newton Circus and Bukit Timah Road? Anyone can comment?

Location wise, this plot is not as good as Pullman Residences and its 99y LH, but it’s likely at least $300psf cheaper.

 

[1993newbie]

Wonder will it be launch in Q2 or Q3 2020?

Will be an interesting launch for Kopar, Sims Drive & Pasir Ris. All eyes on these GLS launches.

Location wise, this plot is not as good as Pullman Residences and its 99y LH, but it’s likely at least $300psf cheaper.